ZMA202200009 Narrative 2022-09-19ROLKIN ROAD MULTIFAMILY I ZONING MAP AMENDMENT
ZMA2022-XXXX: AMENDMENT TO ZMA1998-20 RIVANNA RIDGE PDMC
PROJECT NARRATIVE
SUBMIT 1: SEPTEMBER 19, 2022
Parcel
Acreage
Existing Zoning
Proposed Zoning
Comprehensive
Plan Designation
PDMC
TMP 78-73AA
10.971 AC
PDMC
(Amend ZNIA1998-20
Potential Public Park,
pantops Urban Center
Application Plan)
Project Proposal
Albemarle Land LLC is the owner (the "owner") of tax parcel 07800-00-00-073AA in Albemarle County,
Virginia (the "property"). The property is located on Rolkin Road, to the rear of the Rivanna Ridge
commercial strip, adjacent to The Point Church and the Carriage Hill apartments. The property is part of
the approved ZMA1998-20 which established the Rivanna Ridge PDMC; ZMA1998-20 reserved the
property for stormwater management. Since the original 1998 ZMA, the Rivanna Ridge PDMC
application has been amended with ZMA2002-08, ZMA2018-02, and ZMA2020-13. With this current
2022 ZMA, the owner seeks to permit the development of 60 multifamily residential units on the
property, for a proposed density of 6 DUA, by amending the approved application plan to permit such
development and to re -designate the slopes on the property as managed so that they may be disturbed.
Stormwater management for the Rivanna Ridge PDMC would remain on a portion of the property and
continue to serve the district.
Consistency with the Comprehensive Plan
The 2019 Pantops Master Plan designates the property as Potential Public Park. While the original
ZMA1998-20 designated the property to be reserved for stormwater management purposes, prior zoning
approvals did not envision any public park or public amenity improvements to take place in this area. The
parcel is identified as part of the Rivanna Ridge Urban Center Core. The Pantops Master Plan describes
urban centers as "development with urban character, a high level of activity density, and multimodal
connectivity" (38). Future development goals for the Rivanna Ridge Urban Center in particular should
"focus on reestablishing development patterns that promote walkability and transform the existing auto -
oriented development patterns into buildings and spaces of human scale" (35). Integrating multifamily
residential within Rivanna Ridge would bolster the Master Plan's characterization of this area as an Urban
Center and would increase foot traffic to the existing office and commercial services. A primary objective
of the Pantops Master Plan seeks to establish bike-ped connections throughout this corridor, overcoming
existing barriers such as Route 250 and the Rivanna River. The Master Plan identifies key implementation
strategies of expanding pedestrian networks to create complete sidewalk connections and multiuse trail
systems. Incorporation of the proposed residential density within the Rivanna Ridge PDMC and the
improvement of the overall Pantops bike-ped network would achieve the goals of the Rivanna Ridge
Urban Center as a well-connected active core with a variety of uses.
ZMA2022-300�{ Rolkin Road Multifamily Narrative I 1
PUBLIC NEED OR BENEFIT
Housing Albemarle (2021) estimates that the County is projected to grow approximately 25% within the
next 20 years and an additional 2,719 housing units are needed to accommodate this projected increase.
New housing should be varied, with access to areas of employment, commercial services, amenities, and
public transportation. The Pantops Development Area features a strong commercial and office presence
along the Route 250 Corridor, with the established Martha Jefferson medical park towards its eastern end.
Residential development immediately around the commercial corridor includes townhomes, condos, and
apartment units, with single family detached homes further north. The addition of 60 multifamily units
within the Rivanna Ridge core would align with existing land use patterns while creating density within
an identified growth area. Located immediately behind the Rivanna Ridge Shopping Center, residents
would have access to a variety of commercial services within a walking shed, as well as direct vehicular
access to Route 250, a major transportation connector to Interstate 64, the City of Charlottesville, and
U.S. 29. As a Development Area immediately outside of the City of Charlottesville, both the County and
City Staff are continually working to establish bike-ped connections in this area of Albemarle; bike-ped
connections currently face barriers with the presence of Route 250, a four -lane highway, and the Rivanna
River. As these desired connections are realized over time, access to places of employment and service
businesses will further increase for residents of Rivanna Ridge. Permitting the development of
multifamily within the PDMC district would allow for a compatible development within the existing
urban corridor and align with the future goals of the County, while creating additional housing supply.
IMPACTS ON PUBLIC FACILITIES
& PUBLIC INFRASTRUCTURE
Water and sewer:
The property is to be served by public water and sanitary infrastructure.
Traffic:
The following trip generation has been provided per ITT- Trip Generation, 10a' Edition.
ITE
Code
Independent
Variable
AM
PM
Daily
Total
In
Out
I Total
In
Out
Total
Mid -Rise Multifamily
221
60 dwelling units
6
116
122
16
10
26
325
IMPACT ON SCHOOLS
Apartment
60 Apt Units
Condo
60 Condo Units
Stone -Robinson Elementary
0.02
2
0.00
0
Burley Middle
0.03
2
0.05
3
Monticello High
0.03
2
0.00
0
Total
6 new students
or
3 new students
ZMA2022-300�{ Rolkin Road Multifamily Narrative 12
According to the 2021 Albemarle County Public Schools Subdivision Yield Analysis Report, 60
multifamily units could add 3-6 new students to the Albemarle County Public Schools system. These
estimates may vary depending on the type of multifamily unit constructed. There could be 2 students
added to Stone -Robinson Elementary, 3 students added to Burley Middle, and 2 students added to
Monticello High.
IMPACT ON ENVIRONMENTAL FEATURES
Preserved and managed steep slopes are present on the property. In addition to the PDMC amendment,
steep slopes on the property are proposed to be redesignated as managed. The narrative below includes an
analysis of how a redesignation from preserved to managed better characterizes the existing slopes on the
property. Any grading activity within areas designated as managed slopes shall comply with Sec. 30.7.5
of the Albemarle County Zoning Ordinance. Stormwater is to be captured on -site and is proposed to
discharge into the designated open space adjacent to the property. Design and discharge of stormwater
management will comply with the relevant DEQ and VSMP regulations.
ZONING REDESIGNATION OF PRESERVED SLOPES
Per Sec. 30.7.6 of the Albemarle County Zoning Ordinance, the steep slopes overlay district that
identifies a slope's designation as preserved or managed, may be amended by the board of supervisors
under section 33. To realize 60 residential units on this property, the preserved slopes are proposed to be
redesignated as managed slopes. Nearly 44% of the site is encumbered by preserved slopes (4.8 AC) and
due to the central position of the preserved slopes, the site cannot be developed without this redesignation.
However, the preserved slopes as defined by Sec. 30.7.3 of the Zoning Ordinance do not accurately
characterize the property's preserved slopes.
With regard to the redesignation request, please consider the following analysis which compares the
characteristics of the slopes on the property to the characteristics prescribed to managed and preserved
slopes in Sec. 30.7.3 of the Zoning Ordinance:
Managed slopes (30.7.3(a))
(i) the contiguous area of steep
The proposed area of slopes disturbance is contiguous. However,
slopes is limited or fragmented
the contiguous slope area was created by prior land disturbing
activity.
(ii) the slopes are not associated with
The slopes are not associated with or abutting a water feature. The
or abutting a water feature
four areas of slopes disturbance are a result of the property's
stormwater pond. The property itself serves stormwater
management for the Rivanna Ridge PDMC, with the four areas of
slopes wrapping around the on -site facility.
(iii) the slopes are not natural but,
The slopes were manufactured specifically for the construction of
instead, are manufactured
the regional stormwater facility for the Rivanna Ridge Shopping
Center.
(iv) the slopes were significantly
By the aerial imagery provided by the Albemarle County GIS,
disturbed prior to June 1, 2012
significant disturbance on the property had occurred by 2002.
(v) the slopes are located within
Not applicable.
previously approved single-family
residential lots
ZMA2022-300�{ Rolkin Road Multifamily Narrative 13
(vi) the slopes are shown to be Not applicable.
disturbed, or allowed to be disturbed,
by a prior county action
Preserved slopes (30.7.3(b))
(i) the slopes are a contiguous area of
The slopes are contiguous but were manufacture to facilitate the
10,000 square feet or more or a close
construction of a regional stormwater facility.
grouping of slopes, whose aggregate
area is 10,000 square feet or more
(ii) the slopes are part of a system of
The slopes are associated with a regional stormwater facility.
slopes associated with or abutting
water feature
(iii) the slopes are part of a hillside
The slopes are not natural and are not part of a hillside system.
stem
(iv) the slopes are identified as a
Not applicable.
resource designated for preservation
in the comprehensive plan
(v) the slopes are identified as a
The Master Plan designates the property as public park.
resource in the comprehensive plan
(vi) the slopes are of significant
The slopes are behind existing commercial development, are located
value to the entrance corridor overlay
approximately 860' from the entrance corridor, and are down grade
district
of the entrance corridor.
(vii) the slopes have been preserved
Not applicable.
by a prior county action, including,
but not limited to, the placement of
an easement on the slopes or the
acceptance of a proffer or the
imposition of a condition, restricting
land disturbing activity on the slopes
ZMA2022-300�{ Rolkin Road Multifamily Narrative 14